1778 Itasca Ave
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.65730, -121.49889
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $605,000 ($532,000–$678,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$15,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Dec 20, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1325 Mayfield St (0.41 mi NE, issued). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$7,347/yr at $605,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$612/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 7,765 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 1778 ITASCA AVE
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0061J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $532,000 – $678,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- New home at 1325 Mayfield St (Issued)0.41 mi NE
Active in "Issued" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 1321 Mayfield St (Issued)0.42 mi NE
Active in "Issued" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 1309 Mayfield St (Issued)0.45 mi NE
Active in "Issued" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 1305 Mayfield St (Issued)0.46 mi NE
Active in "Issued" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Ambrose Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Bmi (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Lennar Homes Of California (198 in ½ mi · New single-family home); Woodside 05n (131 in ½ mi · New single-family home); Tri Pointe Homes (96 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2327039 | Plumbing / water heater / sewer | Expired Permit | Iss. Dec 20, 2023 | $3,000 | Change-out installation of Gas - 075 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2219402 | Solar / battery storage | Finaled | Iss. Sep 21, 2022 | $42,336 | 5.95kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |